Pre-Purchase Inspection Haarlem
You found a place in Haarlem, the viewing went well, and the agent wants your bid by Thursday. This page is about the next few days: when a pre-purchase inspection fits into the Dutch buying process, and what to do with the report once you have it. It’s written for expats and other first-time buyers in the Netherlands.
Premiumkeur Haarlem is an independent building surveyor based at Tempeliersstraat 63 in Haarlem. Fred Tokkie was a contractor from 1983 to 2009 and has inspected houses since 2009. Buyers rate us 4.9 stars from 704 Google reviews and 104 Trustpilot reviews. See them on Trustpilot or in our English review page.
☎ Call 023-2340040 or WhatsApp +31 6 2956 3190. A pre-purchase inspection is € 499 including VAT up to 800 m³, plus € 0.50 per extra m³. We’re on site for 1 to 1.5 hours, and the report follows within 2 working days.
New to Dutch buying rules? Start with Buying a House in Haarlem, or read our general page Building Inspection Haarlem. The Dutch version of our site is Bouwkundige keuring Haarlem (in Dutch).
How fast a Haarlem sale moves
Good homes in Haarlem often sell within days. Agents set a deadline for bids, and on popular streets several buyers bid over the asking price. The inspection has to fit in that window, and you have to decide in advance at which point it happens.
Inspect first, or bid with a condition
You have two options. Have the house inspected before you bid, so you know what you’re bidding on. Or bid with a bouwkundig voorbehoud, a building inspection condition. That’s a type of ontbindende voorwaarde (a condition that lets you cancel the purchase) and it usually gives you a few days to have the inspection done and pull out if the results are serious.
The four photos below show: 1. inspecting the roof of a rear extension, a common place for leaks; 2. inspector looking at the electrical installation and the visible wiring in a house; 3. inspector inside the crawl space checking joists, pipes and the damp level; 4. inspector investigating a crack in the brickwork to find out what caused it.
The three-day cooling-off period
Once the purchase agreement is signed, Dutch law gives a buyer three days of bedenktijd, a cooling-off period, to walk away without a reason. Some buyers use those days for an inspection. It’s tight. If you go that way, book us before you sign, so the slot is already in the calendar when the three days start.
Booking on short notice
We know the deadlines, and sometimes we can come as soon as the next working day. Send us the address, the year it was built and your deadline, and we’ll look for a slot. If the agent needs to arrange access, we can contact them about the time.
Below are two videos in Dutch. “Why choose Premiumkeur” is about how we work for buyers, and “Building inspection Haarlem” shows an inspection in a Haarlem home (both in Dutch).
An inspector you picked yourself
Because the Dutch system is new to you, it’s natural to follow your agent’s lead. Keep in mind that the agent is paid when the sale goes through. An inspector who gets a lot of work through agents has an interest in staying on good terms. That structural conflict of interest is there with the buying agent too.
So choose the inspector yourself, even if your agent or mortgage adviser has a ‘partner’ to suggest. You’re always free to bring your own. Some questions worth asking: Does work or money come to you from agents or mortgage advisers? Do you go into the crawl space and up on the roof where that’s safe? Is the foundation part of what you assess? Will you confirm your independence in writing? Also read the terms for a ‘global’ inspection or exclusions.
Premiumkeur doesn’t work with real estate agents or mortgage advisers, doesn’t pay or receive fees for referrals, doesn’t recommend repair companies and never inspects for the seller.
What to ask the seller before the visit
Ask the agent for the seller’s information form, the vragenlijst, and the list of items that stay or go. Ask whether the roof, the boiler or the foundation has had work done, and if so, for the invoices. And ask that the crawl space hatch and the roof hatch can be opened on the day.
The four photos below show: 1. solar panels checked for the way they are fixed and for damage to the roof underneath; 2. gutter checked for leaks, sagging and blocked outlets; 3. timber floor joists checked in the crawl space for damp, rot and woodworm; 4. inspector on the roof during a building inspection, checking the tiles, ridge and gutter.
Buying an apartment: ask the VvE
With an apartment you also buy a share in a VvE, the owners’ association that maintains the building. Ask for the last minutes, the reserve fund balance and the MJOP, the multi-year maintenance plan. A plan that calls for a new roof or repointing in two years, with too little in the fund, means an extra bill for you. See also our page on the maintenance plan (in Dutch).
Foundation questions before you sign
A lot of Haarlem homes from 1880 to 1935 stand on timber piles or on a shallow footing. Ask if there’s a foundation report or a funderingslabel, a label based on area data. If the building is old, you can add our foundation quick scan (phase 0) to the same visit, from € 898 in total.
The two videos below are in Dutch: “Foundation investigation Haarlem” and “Crawl space inspection Haarlem” (both in Dutch).
Video: Funderingsonderzoek Haarlem
A sale listing is not a building report
Sale information can say that the roof is new, the foundation was repaired or the bathroom is two years old. That’s useful, but it isn’t proof. We check what we can see and ask you to get the paperwork for what we can’t.
Often the roof brings the first big number
On older Haarlem homes the most expensive item can be up top: a flat roof at the back that’s worn out, lead that has come loose or a leaking dormer. We go onto the roof when it’s safe, with a harness if needed.
Next are two videos in Dutch: “How to avoid hidden roof defects during a building inspection” and “How to trace leaks at a dormer” (both in Dutch).
We withdrew our offer
Daan helped us excellently with a house in Amsterdam and saved us from a financial and mental drama. No half work with the report, and based on it we withdrew our offer. The thorough inspection brought to light all kinds of defects that were not visible during the viewing, such as fungus and damp problems. During the inspection, too, he focuses on the buyer and not on the selling party.
Review on Google (translated from Dutch), August 2026, 5 stars
Honest advice not to book
I contacted Fred to ask if he can make an appointment to do an inspection of a house we’re going to buy. He told us when he can find a time, but also he asked about the house (when it was built and what the roof is made of etc.) and so he said honestly we do not need to spend money on an inspection because in that house it will all be fine.
Review on Google, 5 stars
The four photos below show: 1. inspection of a pitched roof, checking the tiles, ridge and roof timbers; 2. roof inspection carried out for a long-term maintenance plan (MJOP) of an owners’ association; 3. inspecting the longitudinal timber beams on top of the piles of an old foundation; 4. lead flashings checked during a building inspection, a common source of roof leaks.
Bidding without a condition
When many buyers want the same house, some drop the inspection condition to make their bid look stronger. But then the inspection has to happen before the bid, or not at all. A report for € 499 is small money next to a sagging floor you find out about after closing.
Solar panels on the house you’re buying
Many listings now mention solar panels. We check how they’re fixed, whether cables run through the roof neatly and how much life the roof under them has left. Taking panels off to redo a roof costs money.
Two videos in Dutch follow: “Premiumkeur Haarlem” introduces our Haarlem team, and “All about installing solar panels” (both in Dutch).
The bank’s valuation is something else
Your mortgage lender will ask for a valuation, a taxatie. The valuer looks at what the home is worth on the market. He doesn’t go into the crawl space, doesn’t climb the roof and doesn’t price defects. A valuation protects the bank. A building inspection is for you.
NHG and your mortgage
Premiumkeur is NHG-recognized. If your lender asks for a building report, ours can be used. How repair costs fit into your loan is a question for your mortgage adviser.
The four photos below show: 1. roof inspection on a listed canal house, checking slates, lead and timber; 2. inspector checking a flat roof covering for blisters, seams and standing water; 3. fred Tokkie inspecting a timber pile foundation; 4. roof boarding inspected from the loft for damp stains and old leaks.
Shown around twice
For the building inspection of the house we’re about to buy, we hired Premiumkeur. They replied to our email right away and arranged the appointment for the inspection with the agent, which we could also attend. Bo carried out the inspection. He first did a round on his own and then we walked through the house together once more so he could show us his findings.
Review on Google (translated from Dutch), 5 stars
A first home, lots of new words
Bo really took the time to go over everything about the house with us. Not only what is wrong, but also how we could solve it. It’s our first house, so lots of new terms and things to learn, but he explained plenty, very nice! Got an honest and clear picture of the condition of the house.
Review on Google (translated from Dutch), 5 stars
The four photos below show: 1. roof inspection on a listed building in Haarlem; 2. foundation investigation on a terraced house in the Rozenprieel in Haarlem; 3. measuring a horizontal mortar joint along the front facade to see if the house has settled unevenly; 4. timber window frames checked for wood rot, paintwork and loose glazing beads.
Old age clause and what you accept
For an older home the contract often has an ouderdomsclausule, an old age clause. You state you know the home is old and won’t meet new-build standards. That makes claims against the seller after the transfer harder.
What to do with the report
Read the cost table first. If everything is small, you can move on with confidence. If there’s one big item, talk to your agent before the condition runs out. You can ask for a lower price, ask the seller to fix it before the transfer, or cancel under the inspection condition.
The four photos below show: 1. roof tiles checked up close on a pitched roof for cracks, slipped tiles and moss; 2. brick facade inspected for cracks, open joints and damage to the pointing; 3. roof light inspected for leaks at the frame and the flashing; 4. foundation investigation on a house in the Leidsebuurt in Haarlem.
Damp found during the inspection
Damp is the most common finding in Haarlem: wet crawl spaces, rising damp, leaky cellars, high groundwater. If we measure high readings, the report says where and what we think the cause is. Sometimes the answer needs a separate check, like a leak detection. See leak detection in Haarlem (in Dutch).
Leaks that show only after rain
A dry week before the viewing can hide a leak. We look for water marks on ceilings and timber, and the infrared camera picks up cold, wet spots. If a roof needs a closer look, there’s our separate roof inspection (in Dutch).
After this section you’ll find “Tracing roof leaks in Haarlem” and “How to inspect a roof during a building inspection”, two videos (in Dutch).
When the crawl space hatch won’t open
We carry a screwdriver and small pry bars because so many hatches are screwed down or painted shut. If there’s no hatch at all, we may lift a few boards with the owner’s agreement, or use our crawl space robot or the endoscope camera. When we really can’t get in, the report says so, and you can ask the seller to arrange access.
Asking for repairs or a price cut
A concrete number from an independent report carries more weight than a feeling. Ask for repairs when the work is simple and easy to check, such as a loose railing. Ask for money when the job is big and you’d rather pick your own contractor.
The four photos below show: 1. foundation investigation at a listed building, measuring the facade for settlement; 2. inspector tracing a leak with a moisture meter and a thermal camera; 3. zinc work on a dormer checked for corrosion and open soldered joints; 4. chimney inspection on a Haarlem house, checking the stack and the flashing.
When the answer is: don’t buy
Sometimes the honest advice is to walk away. A foundation that needs full repair, or a cellar and crawl space that are wet through, can cost more than the house is worth to you. We’ll say so plainly.
Foundation quick scan on the same day
With phase 0 we take level readings of floors, window sills and the brick courses, and we check cracks. If the result raises questions, the next step is phase 1 (€ 699 to € 1,499) or phase 2 (from € 3,000). More on the foundation risk check, phase 0 (in Dutch).
The four photos below show: 1. probing timber for wood rot during a building inspection; 2. taking a moisture reading on a wall with a moisture meter; 3. damp inspection in a Haarlem house, measuring moisture in the lower part of the wall; 4. inspection of a listed building in the centre of Haarlem.
Foundation labels and measuring bolts in the file
Sometimes the sale file has a funderingslabel or readings from meetbouten, measuring bolts in the facade that show how much a building has sunk over the years. Both are indications. They don’t replace a look at this house, and any foundation check is a snapshot without a guarantee.
Cracks you saw at the viewing
Take a photo of any crack you noticed and send it to us before the inspection. Many are harmless; some point to movement. We’ll measure them on the day and tell you which kind they are.
Two videos in Dutch come next: “Crack investigation” and “Crack investigation in Haarlem” (both in Dutch).
Video: Scheuren onderzoek
Video: Scheuren onderzoek Haarlem
Read the reviews first
I was looking for a boukundige with good reviews and came across Premiumkeur. If you are looking for great service – do yourself a favour and read through the reviews people leave for them. Bo was great and talked us through the whole process afterwards – would definitely recommend 10/10
Review on Google, 5 stars
Independent and clear
Bo helped us excellently today with the building inspection. Super professional and explains everything he does. An extra plus: an independent party. We would recommend him to everyone. Thanks Bo!
Review on Trustpilot (translated from Dutch), January 2026, 5 stars
The four photos below show: 1. inspecting a timber pile foundation in an excavation next to the house; 2. bitumen roof covering inspected for cracks, blisters and worn seams; 3. inspector checking the zinc and the joints of a dormer on a pitched roof; 4. building inspection on a national monument (rijksmonument).
Planning work after the transfer
Planning a new kitchen or a dormer straight after the transfer? Tell us before the inspection so we look harder at the parts your plans depend on. If the neighbors are about to renovate, think of a nulmeting, a zero measurement that records the state of your home before their work starts. See nulmeting (in Dutch).
Foundation repair already done? Ask for the paperwork
When a seller says the foundation was renewed, ask for the drawings, the permit and the contractor’s final report. Without those papers we can’t rate a foundation as sound, however good the story is.
The two videos below are in Dutch: “Foundation repair in Haarlem” and another “Building inspection Haarlem” film, at a different address (both in Dutch).
Video: Funderingsherstel in Haarlem
Video: Bouwkundige keuring Haarlem
Prices for buyers in a hurry
A pre-purchase inspection is € 499 including VAT up to 800 m³, plus € 0.50 per extra m³. With the foundation quick scan it starts at € 898. A crawl space inspection, roof inspection or damp check on its own starts at € 499, crack investigation from € 499, tracing a roof leak from € 599. Our full list of services and rates is in Dutch.
A Dutch report, explained in English
The bouwkundig rapport is written in Dutch and reaches you within 2 working days. On site the inspector goes through everything in English, and an English translation of the report costs € 100 extra. Each item has a photo, a condition score based on NEN 2767 and NTA 8060, and a price.
The four photos below show: 1. tracing a leak at a dormer, where water often gets in along the cheeks and the flashing; 2. water found in a crawl space, traced back to a leaking pipe; 3. sewer pipes inspected for leaks and the right fall; 4. tracing a leak in a cellar, a common problem in older Haarlem houses.
Your list for the days before you sign
- Decide: inspection before the bid, or a bid with a bouwkundig voorbehoud.
- Book the inspector the same day you decide.
- Ask for the vragenlijst, invoices and any foundation report.
- For an apartment, ask for the VvE minutes, reserve fund and MJOP.
- Make sure the hatches can be opened.
- Be there on the day if you can.
Questions? Use our contact page (in Dutch), or just call.
Good contact before the visit
5 star service from both Yvon and Dirk. Communication has been excellent even before the inspection took place – recommended!
Review on Google, 5 stars
The four photos below show: 1. crawl space inspection in Haarlem, where damp crawl spaces are common; 2. signs of woodworm found in timber during an inspection; 3. inspecting a bell gable on an old facade; 4. old kwaaitaal concrete floor slabs checked from the crawl space for rust and cracking.
Where we do pre-purchase inspections
Besides Haarlem itself, we cover Kennemerland and the Bollenstreek, including:
- Building inspection Aerdenhout (in Dutch)
- Building inspection Santpoort-Zuid (in Dutch)
- Building inspection Hoofddorp (in Dutch)
- Building inspection IJmuiden (in Dutch)
- Building inspection Beverwijk (in Dutch)
- Building inspection Heemskerk (in Dutch)
- Building inspection Lisse (in Dutch)
- Building inspection Nieuw-Vennep (in Dutch)
- Building inspection Cruquius (in Dutch)
- Building inspection Zwanenburg (in Dutch)
Three inspections before a purchase
No addresses or names.
Apartment from 1888, Haarlem, July 2025
The sale information said the foundation had been completely renewed. We saw no proof of that. With the foundation quick scan we found the front facade 6 and 3 mm out of level, and the top floor at the back 24 and 19 mm. The rear facade was plastered, so we couldn’t measure it. Without documents we had to rate the foundation as ‘moderate’. The fuse box had open wiring and the earthing wasn’t right (€ 500). There was no water pressure, so the pipes couldn’t be tested. Total: € 3,925 needed now and € 650 for an improvement at the roof penetration of the downstairs neighbors (2025 price level).
What this shows: a statement that the foundation was repaired isn’t evidence. Ask for the papers before the deadline.
Corner house from 1975, Haarlem, May 2025
The quick scan showed a maximum of 22 mm along the brick courses all around and 17 mm in the floor, within the margins, so no reason for further foundation investigation. The crawl space was dry, with a concrete floor without cracks and some condensation on the walls. In the bathroom the moisture reading was too high, possibly leftover moisture; the sealant was open and we saw no earthing point (€ 300). The boiler was from 2022 and due a service (€ 350). Total: € 2,575 now and € 2,500 later (2025 price level).
What this shows: a good result happens too. But measuring above ground says nothing about the piles themselves.
Row house from 1910, Haarlem, July 2024
Four stories, with a foundation investigation phase 1. The ground floor had sunk almost 8 cm towards the front and another floor more than 59 mm, while the front facade’s brick courses were only 7 mm off from left to right. The cellar was as leaky as a basket; only a new concrete cellar would be really watertight, at about € 50,000. In the crawl space stacks of bricks were holding up the joists, there was rising damp, and we suspected asbestos. Work needed now: € 61,550 (2024 price level). We advised measuring bolts (the house stands on a shallow footing), emptying and investigating the crawl space, testing the suspected asbestos before signing the purchase agreement, and allowing for hidden DIY defects.
What this shows: some findings need more research before you sign, and the inspection tells you which.
Questions about pre-purchase inspections in Haarlem
When should I book a pre-purchase inspection in the Netherlands?
Before you bid, or right after you bid with a building inspection condition.
How quickly can you inspect a house in Haarlem?
Sometimes as soon as the next working day. The inspection takes 1 to 1.5 hours and the report follows within 2 working days.
How much is a pre-purchase inspection in Haarlem?
It’s € 499 including VAT for a home up to 800 m³ and € 0.50 for every m³ over that. Adding the foundation quick scan (phase 0) brings it to € 898 or more.
I’m an expat. Is the report in English?
The report is in Dutch. The inspector explains everything in English on site, and an English translation is € 100 extra.
Can I use the three-day cooling-off period for the inspection?
You can, but it’s tight. Book the inspection before you sign so it fits within the three days.
Is a mortgage valuation the same as a building inspection?
No. A valuation looks at market value for the bank. It doesn’t price defects or check the crawl space and the roof.
Can I ask the seller to lower the price after the inspection?
Yes, you can ask. One big item with a clear cost estimate is a stronger case than a long list of small ones.
What should I ask the VvE before buying an apartment?
The last minutes, the reserve fund balance and the MJOP, the multi-year maintenance plan.
Does the inspector work for me or for the seller’s agent?
For you. Premiumkeur only works for buyers and owners and doesn’t work with real estate agents or mortgage advisers.
More reading before you bid
- House Inspection Haarlem: what we check in a whole house.
- Property Inspection Haarlem: apartments with a VvE, investors and listed buildings.
- Pre-Purchase Building Survey Haarlem: for British buyers who know the structural survey.
- Home Inspection Haarlem: US terms like contingency and closing in the Dutch process.
- House Survey Haarlem: for buyers who ask for a house survey.
- Building Survey Haarlem: the survey of older buildings.
- Foundation Inspection Haarlem: phase 0, 1 and 2 for Haarlem homes.
- New-Build Inspection Haarlem: when you buy a home that’s still being built.
- Haarlem knowledge base: 35 Haarlem cases with costs.
- VvE maintenance plan knowledge base: reading an MJOP and a reserve fund (Amsterdam site).
- Foundation investigation knowledge base: how foundation research works (Amsterdam site).
- Monument knowledge base: buying a listed building (Amsterdam site).
Contact details Premiumkeur Haarlem
Premiumkeur B.V.
Tempeliersstraat 63
2012 EC Haarlem
Phone: 023-2340040
Email: premiumkeur@gmail.com
Chamber of Commerce (KvK): 81106130
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